Observation pack · Waterford City and County Council

Numbers 11 12 13 and 14 St James Wood , , Co. Waterford

for the removal of the existing thatched roofs and the replacement with new concrete roof tiles all at numbers 11, 12, 13 and 14.

Observations close 30 Oct 2026 10 days left

5 weeks from receipt (received 25 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 19 Nov 2026

The application

Reference: 2660737 · full record
Authority: Waterford City and County Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 2,157 m²
Received: 25 Sept 2026
We first saw it: 14 Oct 2026, 01:45
Decision due: 19 Nov 2026
Decision: N/a

The national dataset truncates descriptions (80 characters for DLR, 70 for Fingal) and omits the applicant. The full description and the drawings are on the council register linked in step 1.

How to submit an observation

Read the file on the council register.Drawings, planning statement and site notices are at http://www.eplanning.ie/WaterfordCCC/AppFileRefDetails/2660737/0.
Write your observation.Quote 2660737 at the top, give your name and the address the authority should reply to, and confine it to planning matters — zoning objective, height, overlooking, traffic, drainage, heritage. What you say here is what you can later appeal on.
Pay the €20 fee.Every submission needs it; without it the observation is invalid and is returned. Waterford City and County Council takes it online with the submission or at the counter.
Submit before 30 Oct 2026.Online through the register above, or in writing to the Planning Department, Waterford City and County Council. The test is the date the authority receives it, not the date you post it.
Keep the acknowledgement.The council's receipt is your proof of a valid observation — see below.

Statutory basis. Section 34(1) of the Planning and Development Act 2000 (as amended) requires a planning authority to consider any submission or observation made to it in accordance with the Regulations. Article 29 of the Planning and Development Regulations 2001 (as amended) sets the window: a submission or observation must be received by the authority within five weeks beginning on the date of receipt of the application, and must be accompanied by the prescribed fee of €20. A submission received after the window, or without the fee, is invalid and the authority must return it.

After you submit: keep the acknowledgement. Under the 2024 Act it secures your right to appeal — only the applicant and a person who made a valid observation may bring the council's decision to An Coimisiún Pleanála, within four weeks of the decision. Making a valid observation is also what buys a right of appeal: under s.37(1) of the 2000 Act, only the applicant and a person who made a valid submission or observation to the planning authority may appeal the decision to An Coimisiún Pleanála (within four weeks of the decision). Missing the five-week window closes both doors.

What the site is zoned

Code	Objective	Plan	In force
M4 Major town centre	RV: Protect and promote the character of the Rural Village and promote a vibrant community appropriate to available physical and community infrastructure.	wccc development plan 2022 2028	19 Jul 2022 → 18 Jul 2028

An application that accords with the zoning objective is hard to resist on principle; one that does not may be a material contravention, which the council can only grant by the s.34(6) procedure with its own notice and window.

Source: Waterford City and County Council development plan zoning · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
Waterford City and County Council development plan zoning	—	27 Sept 2026, 19:37	open

Designations on or near the site

NIAH-recorded building × 2
Saint James's Church (Stradbally) · house
Recorded monument × 2
R131537 · Kiln

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2625	Conditional	21 Sept 2026	1	178 m	a dwelling, wastewater treatment system, shared entrance and all ancillary works
2660112	Conditional	24 Apr 2026	1	339 m	(1) a rear extension and (2) a rear shade area to the original house
2660038	Conditional	19 Mar 2026	1	153 m	a single storey detached garage to side (west), together with all associated site development works
2560775	Refused	17 Dec 2025	0	52 m	Remove existing thatch roof and replace with clay tile roof
2460619	Refused	29 Aug 2025	1	111 m	Outline Permission for 56 No. 2-storey Semi-Detached houses, and 4 No. 2-storey detached houses with connections to existing services and all associated site works
2560200	Conditional	22 Jul 2025	1	89 m	Development that consist of 1). demolition of existing single storey side garage (south) and replacement with single storey extension. 2). Demolition of existing conservatory at rear (west) and replacement with single storey extension. 3). Internal alterations to the existing house(Protected Structure) 4). Blocking up of existing non-original window to front elevation (east). 5). Construction of new site boundary retaining wall (south-west) and all associated site works
2560142	Conditional	22 Apr 2025	1	400 m	for (1) an extension to the rear of the existing house as constructed, (2) the change of roof line on the original house to include first floor living accommodation as constructed, (3) a porch to the front of the existing house as constructed, (4) various changes and additions to window opes around the existing house as constructed and (5) the site boundaries as constructed along with all associated site works
2460271	Conditional	5 Dec 2024	1	203 m	for 1.) Demolition of an existing rear elevation single storey extension and replacement with a new single storey extension; 2.) A garage/home office to rear garden area; 3.) Enlargement of an existing front elevation ground floor window ope; 4.) Alterations to an existing rear boundary property access together with all other associated works. This development consists of development within the curtilage of a protected structure under RPS No. WA 750188 and NIAH No. 22811017

Appeals

ACP case	Type	Outcome	Decided	Distance
500611	—	Refused	18 May 2026	52 m
323413	—	Granted with conditions	8 Dec 2025	89 m
318652	—	Refused	24 Jul 2024	486 m
312716	—	Refused	15 May 2023	139 m
310743	—	Granted with conditions	21 Nov 2022	231 m

If neighbours here have appealed before and lost, the inspector's report on that case is the single most useful thing to read.

What has happened on this file

25 Sept 2026 New application · observations close 30 Oct 2026
25 Sept 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 14 Oct 2026, 01:45. Not legal advice — confirm the deadline with Waterford City and County Council before relying on it.